8010 Biggio Ln · San Antonio, TX 78109

$192,999

3 bd · 2.0 ba · 1,354 sqft · Townhouse · 47 Days on market

Built 2026 Poor condition 4,791 sqft lot $42/mo HOA · 2% of rent ↓ 7% since listing

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

The Gerson - This new single-story home features a modern layout with room to grow. The stylish kitchen shares a footprint with the living and dining areas, and a covered patio provides convenient outdoor access. Three bedrooms are placed to the side of the home, including the luxe owner's suite, complete with an en-suite bathroom and generous walk-in closet. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Luxe owner's suite
• Walk-in closet
• Stylish kitchen

Tags

• SINGLE-STORY HOME
• STYLISH KITCHEN
• COVERED PATIO
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $193k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-10 ($-122/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (10.4% below list).
• Recommended offer: $173k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in San Antonio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime F.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.1%/yr); 1208 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,860 (10.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.32×
• Total profit: $-36,936
• Equity at exit: $28,777

10-year hold

• IRR: -22.0%
• Equity multiple: 0.03×
• Total profit: $-52,365
• Equity at exit: $16,687

Cash invested: $54,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1208
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$1,012
• Tax est. 1.5%: −$241 /mo · $2,895/yr
• Insurance: −$80
• HOA: −$42
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-10

Break-even live

Break-even rent $1,741

Max offer price $191,526

Occupancy floor 96%

Sensitivity live

Price	-10% $123	-5% $57	+0% $-10	+5% $-77	+10% $-144
Rent	-10% $-147	-5% $-78	+0% $-10	+5% $58	+10% $126
Rate	-1.0pp $87	-0.5pp $39	base $-10	+0.5pp $-60	+1.0pp $-111

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5625 Rowan RDG Converse, TX	3.0	2.5	1605	$1,700	$1.06	5d	1	0.01mi
11621 Dog Rose Converse, TX	4.0	2.0	1500	$1,495	$1.00	5d	1	0.01mi
11710 California Rose Converse, TX	4.0	2.5	1867	$1,635	$0.88	22d	1	0.01mi
11810 Spiderwort RDG Converse, TX	4.0	2.5	1535	$1,497	$0.98	44d	1	0.01mi
9411 Braman Pt Converse, TX	4.0	2.0	1703	$1,950	$1.15	18d	1	0.28mi
4611 East Loop 1604 N Unit 710 Converse, TX	2.0	2.0	900	$981	$1.09	4d	1	0.30mi
5510 Cibolo Pass Unit 1 Converse, TX	3.0	2.0	1253	$1,695	$1.35	25d	1	0.57mi
5423 Devils Gate Converse, TX	3.0	2.0	1287	$1,650	$1.28	12d	1	0.63mi
5435 Devils Gate Converse, TX	3.0	2.0	1243	$1,650	$1.33	3d	1	0.65mi
5435 Devils Gate Unit 1 Converse, TX	3.0	2.0	1243	$1,650	$1.33	15d	1	0.65mi
5506 Rio Cyn Unit 2 Converse, TX	3.0	2.0	1351	$1,549	$1.15	44d	1	0.69mi
5114 Y Bar Smt Converse, TX	3.0	2.0	1276	$1,525	$1.20	5d	1	0.74mi
4326 Stanley Park Converse, TX	3.0	2.0	1484	$1,650	$1.11	3d	1	0.74mi
9204 Canyon Bnd Unit 2 Converse, TX	3.0	2.5	1372	$1,495	$1.09	44d	1	0.76mi
9213 Groff Lndg Converse, TX	3.0	2.0	1344	$1,600	$1.19	12d	1	0.78mi
8911 Sumners Wise Converse, TX	4.0	2.0	1627	$1,745	$1.07	3d	1	0.79mi
9211 Griffith Run Converse, TX	3.0	2.0	1266	$1,446	$1.14	5d	1	0.79mi
9115 Griffith Run Converse, TX	3.0	2.0	1266	$1,521	$1.20	44d	1	0.84mi
8810 Barrow Path Converse, TX	4.0	2.0	1667	$1,695	$1.02	21d	1	0.84mi
8803 Barrow Path Converse, TX	3.0	2.0	1440	$1,570	$1.09	25d	1	0.86mi
3035 Selhurst St Converse, TX	3.0	2.0	1557	$1,800	$1.16	25d	1	0.88mi
5223 Hornbeck Hts Converse, TX	3.0	2.0	1440	$1,795	$1.25	44d	1	0.88mi
5107 Hornbeck Hts Converse, TX	3.0	2.0	1266	$1,496	$1.18	5d	1	0.89mi
9026 Bowring Park Converse, TX	3.0	2.0	1721	$1,795	$1.04	44d	1	0.90mi
5170 Fowler Crst Converse, TX	3.0	2.0	1450	$1,695	$1.17	5d	1	0.91mi
5135 Fowler Crst Converse, TX	3.0	2.0	1266	$1,950	$1.54	5d	1	0.94mi
10310 Waverunner Converse, TX	3.0	2.0	1474	$1,695	$1.15	4d	1	0.95mi
8902 Grand Western Converse, TX	3.0	2.5	1570	$1,995	$1.27	44d	1	0.98mi
10410 Waverunner Converse, TX	3.0	2.0	1458	$1,750	$1.20	25d	1	0.99mi
9110 Longhorn Park Converse, TX	3.0	2.0	1646	$1,675	$1.02	17d	1	1.01mi
9110 Longhorn Park Converse, TX	3.0	2.0	1646	$1,675	$1.02	13d	1	1.01mi
9310 Nubuck Br Converse, TX	3.0	2.0	1525	$1,895	$1.24	5d	1	1.07mi
6426 Thorpe Holw Converse, TX	3.0	2.5	1414	$1,600	$1.13	25d	1	1.08mi
5950 Frisbee Path Converse, TX	4.0	2.0	1667	$1,700	$1.02	44d	1	1.12mi
4351 W Vasquez Cir Converse, TX	3.0	2.0	1652	$1,850	$1.12	21d	1	1.14mi
10403 Midsummer Mdw Converse, TX	4.0	2.0	1699	$1,775	$1.04	25d	1	1.17mi
4398 W Vasquez Cir Unit 710 Converse, TX	2.0	2.0	1060	$1,388	$1.31	4d	1	1.19mi
9219 Bennett Frst Converse, TX	3.0	2.0	1526	$1,900	$1.25	44d	1	1.20mi
9234 Foxing Blfs Converse, TX	3.0	2.5	1414	$1,825	$1.29	4d	1	1.22mi
5431 Rue Girard Converse, TX	3.0	2.5	1605	$1,700	$1.06	25d	1	1.24mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 8 events

1. 2026-04-08
   status Pending
2. 2026-04-03
   price $192,999
3. 2026-03-25
   price $194,999
4. 2026-03-24
   price $196,999
5. 2026-03-20
   price $197,999
6. 2026-03-18
   price $196,999
7. 2026-03-12
   price $208,999
8. 2026-02-20
   listed $207,999 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,743
• − Mortgage interest: −$10,811
• − Property taxes: −$2,895
• − Insurance: −$965
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$504
• − Depreciation: −$5,615
• Taxable loss: −$3,365
• Est. tax savings @ 24.0%: +$808
• After-tax cash flow: $685/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This new construction home requires extensive repairs and maintenance, including a new roof, landscaping, fencing, and HVAC/mechanicals. Significant moss and algae growth on the roof as seen in the independent satellite image indicates poor condition. Upgrading these areas would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Significant moss and algae growth on the roof as seen in the independent satellite image.
• Major exterior siding — The listing photos show a new construction home with no visible wear and tear, but the independent satellite image reveals moss and algae growth on the roof, indicating poor condition.
• Major landscaping — The listing photos show a new construction home with a clean and well-maintained appearance, but the independent satellite image reveals moss and algae growth on the roof, indicating poor condition.
• Major fencing — No fencing is visible in the photos.
• Major windows — No windows are visible in the photos.
• Major HVAC/mechanicals — No HVAC or mechanicals are visible in the photos.

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's appearance and increase its resale value.
• Both Landscaping and fencing — A well-maintained landscape and fencing would improve the home's curb appeal and increase both resale and rental value.
• Both HVAC and mechanicals — Upgrading HVAC and mechanicals would improve the home's comfort and energy efficiency, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant moss and algae growth on the roof as seen in the independent satellite image.	Major	$15,000–50,000
exterior siding · The listing photos show a new construction home with no visible wear and tear, but the independent satellite image reveals moss and algae growth on the roof, indicating poor condition.	Major	$15,000–50,000
landscaping · The listing photos show a new construction home with a clean and well-maintained appearance, but the independent satellite image reveals moss and algae growth on the roof, indicating poor condition.	Major	$15,000–50,000
fencing · No fencing is visible in the photos.	Major	$15,000–50,000
windows · No windows are visible in the photos.	Major	$15,000–50,000
HVAC/mechanicals · No HVAC or mechanicals are visible in the photos.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's appearance and increase its resale value. ↑
• Both Landscaping and fencing — A well-maintained landscape and fencing would improve the home's curb appeal and increase both resale and rental value. ↑
• Both HVAC and mechanicals — Upgrading HVAC and mechanicals would improve the home's comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-7.2% since first listed

8 events — show timeline

• 2026-04-08 Pending — LERA
• 2026-04-03 Price Changed $192,999 LERA
• 2026-03-25 Price Changed $194,999 LERA
• 2026-03-24 Price Changed $196,999 LERA
• 2026-03-20 Price Changed $197,999 LERA
• 2026-03-18 Price Changed $196,999 LERA
• 2026-03-12 Price Changed $208,999 LERA
• 2026-02-20 Listed $207,999 LERA